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David Waters

Real Estate Gets Big Boost From Canada's Budget

03-02-09
David Waters

Canada's housing industry is thrilled with the government's new budget, which provides up to $7.8 billion in tax relief and funding for everything from home renovations to housing for low-income seniors. From First Nations housing to first-time buyers' incentives, there's something for almost everyone.

The Conservative government came through on its election promise to help first-time buyers with closing costs such as legal fees and land transfer taxes. A tax credit worth up to $750 will be made available for first-time buyers, as well as existing homeowners who buy a more accessible or functional home and qualify for a Disability Tax Credit.

The government has also increased the amount that first-time buyers can withdraw from their Registered Retirement Savings Plan to buy a home, from $20,000 to $25,000. The popular Home Buyers' Plan was introduced in 1992 but the amount that could be withdrawn tax-free had not changed since then. The Canadian Real Estate Association (CREA) says in a news release that the plan "has not had the same impact and relevance it did 16 years ago, when the original $20,000 limit represented 13.3 per cent of the average home price, versus about 6.5 per cent in 2008."

Now two first-time buyers purchasing a home together, such as a married or common-law couple, will be able to withdraw up to $50,000 from their RRSPs to purchase a home.

To stimulate the residential construction industry, there's a new 15 per cent income tax credit for home renovation work performed between January 27, 2008 and February 1, 2010. The credit applies to expenditures exceeding $1,000 but not more than $10,000, and provides up to $1,350 in tax savings.

This credit is "family based" – a family is considered to be an individual and their spouse or common-law partner, who can share the credit.

Routine repairs or maintenance such as lawn fertilization, cleaning and snow removal are not eligible for the program. But the credit can be used for such things as renovating a kitchen or bathroom, finishing a basement or building a deck, and it can be used for houses, cottages or condominiums.

The budget provides this example of how the credit could work: "Sally and Ed … decide to replace their windows and improve the insulation in their home in 2009, incurring $10,000 in expenditures. After taking account of the $1,000 minimum threshold, a 15 per cent credit will be available on $9,000 in eligible expenditures, providing tax relief of $1,350." The government expects this program will cost $500 million in 2008-09 and $2.5 billion in 2009-10.

"The use of tax credits will make the program of interest to many Canadians who own their home," says CREA president Cal Lindberg. "But the success will be tied in part to the availability of savings or credit, since the expense has to be paid before the tax credit is issued."

The budget also builds on the existing ecoENERGY Retrofit program, which provides property owners grants of up to $5,000 to offset the cost of making energy-efficiency improvements, such as upgrading insulation or installing a new furnace. Homeowners will be able to take advantage of both this program and the new Home Renovation Tax Credit for eligible work.

Social housing is getting a huge boost in the budget. A one-time investment of $1 billion over two years has been pledged for renovations and energy retrofits for up to 20,000 social housing units, but it must be on a 50-50 cost-shared basis with the provinces.

The Conservatives have promised $400 million over two years for housing for low-income seniors, and $75 million over two years for the construction of housing for those with disabilities – also to be cost-shared with the provinces. Another $400 has been pledged to support on-reserve First Nations social housing projects, and there is also money for social housing in The Yukon, the Northwest Territories and Nunavut.

The government is providing up to $2 billion over two years in low-cost loans to municipalities to invest in infrastructure projects such as sewers and waterlines. This money can be used to fund their contribution to cost-shared federal infrastructure programs.

Michael Atkinson, president of the Canadian Construction Association, says, "Our industry is pleased the government recognized that the best and quickest way to get Canadians back to work is through investments in infrastructure – every billion dollars invested means more than 11,500 jobs."

The Chartered Accountants of Canada gave the government a "B-plus" rating on the budget, and were particularly pleased with the Home Renovation Tax Credit and other tax cuts that were announced. But institute president Kevin Dancey also offered a note of caution that the incentives can't last forever.

"There is uneasiness any time a government turns to deficit financing but these are extraordinary times," he says. "Driving down debt levels is like dieting. It is much easier to put the weight on than it is to take it off. For government, it is much easier to spend than it is to reduce the debt load. It will be important for the government to get back on its diet with a focus on debt reduction once times improve."

Boring Old Canada... With The World's Best Banking System :)

03-02-09
David Waters

From my friend Maria Philpott...Canadian_money

Original source: Fareed Zakaria - NEWSWEEK
From the magazine issue dated Feb 16, 2009


The legendary editor of The New Republic, Michael Kinsley, once held a "Boring Headline Contest" and decided that the winner was "Worthwhile Canadian Initiative." Twenty-two years later, the magazine was rescued from its economic troubles by a Canadian media company, which should have taught us Americans to be a bit more humble.

Now there is even more striking evidence of Canada 's virtues.

Guess which coun
try, alone in the industrialized world, has not faced a single bank failure, calls for bailouts or government intervention in the financial or mortgage sectors?

Yup, it's Canada. In 2008, the World Economic Forum ranked Canada 's banking system the healthiest in the world. America's ranked 40th, Britain's 44th.

Canada has done more than survive this financial crisis. The country is positively thriving in it.

Canadian banks are well-capitalized and poised to take advantage of opportunities that American and European banks cannot seize. The Toronto Dominion Bank, for example, was the 15th-largest bank in North America one year ago. Now it is the fifth-largest. It hasn't grown in size; the others have all shrunk.

So what accounts for the genius of the Canadians? Common sense.

Over the past 15 years, as the United States and Europe loosened regulations on their financial industries, the Canadians refused to follow suit, seeing the old rules as useful shock absorbers.

Canadian banks are typically leveraged at 18 to 1—compared with U.S. banks at 26 to 1 and European banks at a frightening 61 to 1. Partly this reflects Canada 's more risk-averse business culture, but it is also a product of old-fashioned rules on banking.

Canada has also been shielded from the worst aspects of this crisis because its housing prices have not fluctuated as wildly as those in the United States. Home prices are down 25 percent in the United States, but only half as much in Canada.

Why?

Well, the Canadian tax code does not provide the massive incentive for overconsumption that the U.S. code does: interest on your mortgage isn't deductible up north. In addition, home loans in the United States are "non-recourse," which basically means that if you go belly up on a bad mortgage, it's mostly the bank's problem. In Canada, it's yours.

Ah, but you've heard American politicians wax eloquent on the need for these expensive programs—interest deductibility alone costs the federal government $100 billion a year—because they allow the average Joe to fulfill the American Dream of owning a home.

Sixty-eight percent of Americans own their own homes. And the rate of Canadian homeownership? It's 68.4 percent.

Canada has been remarkably responsible over the past decade or so. It has had 12 years of budget surpluses, and can now spend money to fuel a recovery from a strong position. The government has restructured the national pension system, placing it on a firm fiscal footing, unlike our own insolvent Social Security. Its health-care system is cheaper than America's by far (accounting for 9.7 percent of GDP, versus 15.2 percent here), and yet does better on all major indexes. Life expectancy in Canada is 81 years, versus 78 in the United States; "healthy life expectancy" is 72 years, versus 69. American car companies have moved so many jobs to Canada to take advantage of lower health-care costs that since 2004, Ontario and not Michigan has been North America's largest car-producing region.

I could go on. The U.S. currently has a brain-dead immigration system. We issue a small number of work visas and green cards, turning away from our shores thousands of talented students who want to stay and work here. Canada , by contrast, has no limit on the number of skilled migrants who can move to the country. They can apply on their own for a Canadian Skilled Worker Visa, which allows them to become perfectly legal "permanent residents" in Canada —no need for a sponsoring employer, or even a job. Visas are awarded based on education level, work experience, age and language abilities. If a prospective immigrant earns 67 points out of 100 total (holding a Ph.D. is worth 25 points, for instance), he or she can become a full-time, legal resident of Canada.

Companies are noticing. In 2007 Microsoft, frustrated by its inability to hire foreign graduate students in the United States, decided to open a research center in Vancouver. The company's announcement noted that it would staff the center with "highly skilled people affected by immigration issues in the U.S. " So the brightest Chinese and Indian software engineers are attracted to the United States, trained by American universities, then thrown out of the country and picked up by Canada —where most of them will work, innovate and pay taxes for the rest of their lives.

If President Obama is looking for smart government, there is much he, and all of us, could learn from our quiet—OK, sometimes boring—neighbor to the north.

Meanwhile, in the councils of the financial world, Canada is pushing for new rules for financial institutions that would reflect its approach. This strikes me as, well, a worthwhile Canadian initiative.

The Average Homeowner Is Worth 35 TIMES More Than The Average Renter

02-28-09
David Waters

If you're renting and wondering if you should buy a home, consider what bestselling author, David Bach, says, "The average homeowner is worth 35 times more than the average renter."

He advises renters to take action immediately and start saving part of their paycheck every month to help accumulate a down payment. He also encourages renters to borrow 10-20 percent less than what the bank is willing to lend; that way they're only buying as much home as they can afford.

The longer you rent, the longer it may take you to eventually get into homeownership.

If the market conditions have scared you, perhaps you're not looking at the other side of the coin. Owning a home becomes part of your investment portfolio, provides tax benefits, allows you to build equity (it still exists), and, if you buy now, you may get an excellent deal.

According to a MarketWatch news article, buying a home now can provide some real negotiating power to request improvements, price reductions, help with closing costs, and more. "People can get a lot of what they need and almost all of what they want today," said Jay Papasan, one of the authors of "Your First Home".

But in order to make your purchase profitable, here are some things you should consider:

How long will you be in the home? Some experts advise that if you are planning to move within a year, buying may not be the best option because of the expenses associated with moving. However, if you're searching for a place to live for, at least, several years, buying now could be a good choice for you.

How much you can afford. Don't let tighter lending regulations scare you off from making a purchase. Instead, understand what you truly can afford. Don't get caught up in buying too much home. In fact, these days, the trend is moving toward smaller homes -- simpler living.

Mortgage rates drop to historical low. How much home you can afford is affected by mortgage interest rates that, right now, are highly appealing. Good credit, documenting your income, and a substantial down payment will make you a better candidate for the better mortgage rates.

Freedom to choose. Now, unlike several years ago, the market has a large inventory in many areas. The market time to sell a home has increased which creates a large inventory of homes, everything including new, existing, and power of sales. Buyers can peruse the market and have the freedom to select the home they really want. If you're interest is in a new home, know that many developers are getting more competitive with their pricing because they also have taken a hit by the ailing economy.

Quality of life. Buying a home can create a higher quality of life, giving you pride of homeownership, and something to enjoy improving and developing over the years.

Tax credit benefit. First time buyers can qualify for up to $2,000 of exemption from the Ontario Land Transfer Tax, plus the new budget has added an additional $750 incentive.

Here's How To Get Your Free 2009 Guide To Orangeville Area Real Estate Prices..

02-28-09
David Waters

Here's How To Get Your Free 2009
Guide To Orangeville Area Real Estate Prices...

If you're just starting to look for a new home in Orangeville, this guide could be very helpful.

It's a comprehensive guide to the Orangeville real estate markets. Inside you'll get pictures and price ranges for 72 of the most common house styles available, along with features and descriptions, so when you're driving through these neighbourhoods you'll know how much the houses generally sell for...

It's like having the teacher's edition of your high school algebra book!

There are locator maps of Orangeville so you can find your way around.

The guide also includes important telephone numbers you'll need -- like schools, municipal offices and utilities.

When you request your guide, you'll also get information on homes that are currently for sale and a free subscription to the Orangeville MarketWatch newsletter, which gives you bi-weekly market updates of new homes as they come on the market.

To get your free guide fill out the form below... and your guide will be mailed right away!

Visit www.SearchOrangevilleHomes.com

Eight Questions For Your Agent

02-28-09
David Waters

Eight Questions For Your Agent


Here is a list of questions to ask any agent you are considering for the job. More importantly, I have some tips on how to assess the answers you get.


1. Once I am ready to start looking at homes - what should I do?

    Tip: You are looking for an agent who insists on sitting down for a buyer consultation with you. The purpose of a buyer consultation is to help your agent understand what is most important to you. For most people, this goes beyond how many bedrooms and bathrooms you want in a home. At this stage, you'll want to discuss why you would like to move, how to come up with a budget and anything that might be worrying you. You will also want to discuss your short and long term plans.

    What you don't want to hear is something along these lines: just call me up when you are ready, let me know what neighbourhoods you're interested in, how many bedrooms and bathrooms you need and we can head out and start looking at homes. This answer is typical of a rookie or sales-focused agent. Avoid both and find yourself a professional agent who serves as a knowledgeable consultant.

2. What are you looking for when we look at homes together?

    Tip: You want to make sure that your agent can assess the condition of a home. Remember, this is a discussion, not a test. An agent does not have to mention every physical feature belonging to a particular home, and is unlikely to. No agent should be expected to do the work of a professional home inspector. But a good agent will mention at least a few key items, signalling to you that they are professional about evaluating homes.

3. Why should I confine myself to working with just one agent?

    Tip: You may hear a lot of vague comments about extra service in response to this question, but any agent should be able to clearly explain to you the benefits of Buyer Agency. If you find that after reading our Homebuyers' Guide, your knowledge is better than that of the agents you are speaking to, it's probably not a very good sign.

4. If I would like to work with many agents, would you still be willing to work with me?

    Tip: This question separates the professional consultant who values their work from the amateur who is willing to take any opportunity to potentially close a deal. We like agents who say NO. This may seem to work against the HomeBuyer, but the opposite is true. A good consultant providing you with a high value service asks for your loyalty in exchange. Agents who take pride in what they do and value the service they offer their clients choose to work under mutually beneficial conditions. You should be wary of a sales-focused agent who is too eager to work with you under less than reasonable conditions.

5. How do I pay for your services?

    Tip: What you don't want to hear is some less than upfront story about buyer agents working for free. We know better. Buyer agents should be able to explain that their commissions are paid by HomeSellers (who in turn pass on some of this cost to Homebuyers through home prices). You want to be able to have a frank discussion about the compensation that will be earned by any agent you decide to work with.

6. What happens when you are not available to work with me?

    Tip: Your aim is to understand how an agent manages even brief periods of unavailability. Answers such as "I'm always available" just don't cut it. After all, many dream houses have been found unexpectedly, so being able to act quickly is not something you want to leave to chance. What you want to hear is that the agent partners up or is associated with another agent who can act as backup. An agent should be able to explain this arrangement clearly to you and provide you with appropriate contact information.

7. Once I find a home I would like to purchase, would you be comfortable giving me your market valuation of that home in writing?

    Tip: You want an agent's home valuation or Comparative Market Analysis in writing because you want to have a record of the advice that she is giving you, allowing you to hold them accountable for this advice. Real professionals will not have a problem with this. If the agent you are interviewing gives you some excuse as to why they do not feel comfortable doing this, it is up to you to decide if you want to work with someone who does not appear to have full confidence in their abilities.

8. Give me two examples of how you have helped HomeBuyers save money on their purchase?

    Tip: A good agent should be able to share a couple of good, detailed stories about how he was able to save a client some money. If the agent you are talking to can't, you might wonder if saving your money is high on his list of priorities.



David Waters, Sales Representative
RE/MAX Real Estate Centre Inc.
115 First Street
Orangeville, ON
(519) 942-8700
www.davidwaters.ca

www.SearchOrangevilleHomes.com